6523 Robar Tesora St · Navarre, FL 32566

$360,000

2 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 214 Days on market

Built 1982 Est $315k · 14% over

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.1/30.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6523 Robar Tesora Street, a charming 3-bedroom, 3-bathroom Navarre home offering comfort, privacy, and cash-flowing opportunities! One bedroom has its own entrance and bathroom, and is currently a short-term investment! Live in one side, rent the other out, or rent it ALL out to make this thing a brilliant STR! Set on a spacious 0.41-acre lot, this property features an updated interior, a modern kitchen, and a relaxing backyard oasis complete with an inground pool and gazebo. Located in a quiet, no-HOA neighborhood, you're just minutes from shopping, dining, and the white sands of Navarre Beach. Families will love the convenience of nearby top-rated schools, making this home ideal for anyone seeking both tranquility and accessibility.

Key facts

• In-law suite
• Shed
• Gazebo

Tags

• IN-LAW SUITE
• UPDATED BATHROOMS
• UPDATED KITCHEN
• INGROUND POOL
• GAZEBO
• SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (30.2% below list).
• Recommended offer: $251k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.1% in Navarre — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#435 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime A-; Watch: health & safety C-, amenities F, commute F.
• Santa Rosa (suburban): math 63% / reading 60% proficiency, ranked #8 of 73 in FL (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Navarre Intermediate School (math 70% / reading 70%, grade A-, #345 of 2,144 statewide, top 17%, 813 students, 37% FRL); Woodlawn Beach Middle School (math 68% / reading 60%, grade B+, #105 of 571 statewide, top 19%, 948 students, 34% FRL); Navarre High School (math 49% / reading 58%, grade C-, #146 of 667 statewide, top 22%, 2,406 students, 30% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 769 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,983 units permitted in Santa Rosa County in 2024 (128 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Santa Rosa County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,276 (30.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.70% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $315,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2872 Avenida De Soto	0.46mi	3/2.0 (+1)	1,456 (+4%)	18mo	$327,500	$225	52
2800 Brassie Cir	0.44mi	3/2.0 (+1)	1,572 (+12%)	4mo	$299,900	$191	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.74% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-68,395
• Equity at exit: $53,677

10-year hold

• IRR: -12.8%
• Equity multiple: 0.26×
• Total profit: $-74,847
• Equity at exit: $31,126

Cash invested: $100,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32566

• Home prices YoY: -26.2%
• Rents YoY: 2.7%
• Active inventory: 769
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,513 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-145

Break-even live

Break-even rent $2,696

Max offer price $334,423

Occupancy floor —

Sensitivity live

Price	-10% $59	-5% $-43	+0% $-145	+5% $-247	+10% $-349
Rent	-10% $-343	-5% $-244	+0% $-145	+5% $-46	+10% $54
Rate	-1.0pp $37	-0.5pp $-53	base $-145	+0.5pp $-238	+1.0pp $-333

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7279 Majestic Blvd Navarre, FL	3.0	2.5	1574	$4,000	$2.54	25d	1	0.73mi
7223 Crown Ct Navarre, FL	3.0	2.5	1585	$1,950	$1.23	25d	1	0.74mi
2879 Leahs Ln Navarre, FL	3.0	2.5	1839	$2,150	$1.17	25d	1	0.79mi
2634 Hidden Estates Cir Navarre, FL	3.0	2.0	1463	$2,200	$1.50	16d	1	1.47mi

Listing history 30 events

1. 2026-06-22
   days on market $360,000 Active 214 DOM
2. 2026-06-18
   days on market $360,000 Active 211 DOM
3. 2026-06-17
   days on market $360,000 Active 210 DOM
4. 2026-06-16
   days on market $360,000 Active 209 DOM
5. 2026-06-15
   days on market $360,000 Active 208 DOM
6. 2026-06-14
   days on market $360,000 Active 206 DOM
7. 2026-06-10
   days on market $360,000 Active 203 DOM
8. 2026-06-09
   days on market $360,000 Active 202 DOM
9. 2026-06-08
   days on market $360,000 Active 201 DOM
10. 2026-06-07
    days on market $360,000 Active 200 DOM
11. 2026-06-05
    days on market $360,000 Active 197 DOM
12. 2026-06-03
    days on market $360,000 Active 196 DOM
13. 2026-06-02
    days on market $360,000 Active 195 DOM
14. 2026-06-01
    days on market $360,000 Active 194 DOM
15. 2026-05-31
    days on market $360,000 Active 193 DOM
16. 2026-05-31
    days on market $360,000 Active 192 DOM
17. 2026-02-10
    soldstatus $325,000
18. 2026-02-06
    soldstatus $325,000 Sold 758-char remark

    Show marketing remark (758 chars)

    Welcome to 6523 Robar Tesora Street, a charming 3-bedroom, 3-bathroom Navarre home offering comfort, privacy, and cash-flowing opportunities! One bedroom has its own entrance and bathroom, and is currently a short-term investment! Live in one side, rent the other out, or rent it ALL out to make this thing a brilliant STR! Set on a spacious 0.41-acre lot, this property features an updated interior, a modern kitchen, and a relaxing backyard oasis complete with an inground pool and gazebo. Located in a quiet, no-HOA neighborhood, you're just minutes from shopping, dining, and the white sands of Navarre Beach. Families will love the convenience of nearby top-rated schools, making this home ideal for anyone seeking both tranquility and accessibility.

19. 2025-12-06
    listed $350,000 Active 758-char remark

    Show marketing remark (758 chars)

    Welcome to 6523 Robar Tesora Street, a charming 3-bedroom, 3-bathroom Navarre home offering comfort, privacy, and cash-flowing opportunities! One bedroom has its own entrance and bathroom, and is currently a short-term investment! Live in one side, rent the other out, or rent it ALL out to make this thing a brilliant STR! Set on a spacious 0.41-acre lot, this property features an updated interior, a modern kitchen, and a relaxing backyard oasis complete with an inground pool and gazebo. Located in a quiet, no-HOA neighborhood, you're just minutes from shopping, dining, and the white sands of Navarre Beach. Families will love the convenience of nearby top-rated schools, making this home ideal for anyone seeking both tranquility and accessibility.

20. 2025-11-18
    listed $360,000 Active
21. 2016-03-15
    soldstatus $90,169
22. 2015-10-14
    listed $94,500
23. 2006-03-06
    soldstatus $185,000
24. 2006-02-22
    soldstatus $185,000
25. 2006-02-22
    soldstatus $185,000
26. 2005-12-29
    listed $189,900
27. 2005-12-29
    listed $189,900
28. 2005-12-25
    historical
29. 2005-06-25
    listed $199,900
30. 2005-06-25
    listed $199,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,104 · $92/mo
• Projected year-2 tax: $2,988 · $249/mo
• Expected delta: +$1,884/yr (+$157/mo · 170.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,153
• − Mortgage interest: −$20,166
• − Property taxes: −$1,104
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$10,473
• Taxable loss: −$8,214
• Est. tax savings @ 24.0%: +$1,971
• After-tax cash flow: $234/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Santa Rosa
• NCES district ID: 1201650
• Math proficiency: 63% ▼ -6.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $58,161
• Composite: 53.12/100
• National rank: #1511
• State rank: #8 of 73 in FL

Livability — Navarre

• Score: 70/100
• State rank: #435
• US rank: #7790

Category grades

Amenities F Commute F Cost of living B Crime A- Employment A Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Navarre, FL
• County: Santa Rosa County · 194,764 people
• City population: 43,883
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 43,883
• Household income: $105,551
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 608.0

Population outlook (Santa Rosa County) Hauer SSP2

• Today (2025): 195,978 people
• By 2030: 209,782 · +7.0%
• By 2040: 235,293 · +20.1%
• By 2050: 256,408 · +30.8%
• By 2075: 298,074 · +52.1%
• By 2100: 303,216 · +54.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 9% Hispanic / Latino 9% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Scotch-Irish 3% Lithuanian 3% Romanian 2%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Santa Rosa

• 2024 margin: Solid R (+51.0) · D 24.1% · R 75.0%
• 2008→2024 swing: -3.0pp toward R · 2008: -47.9pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+46.5 2016: R+53.5 2012: R+52.6 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.87%
• Current HPI: 298.6821
• Rent YoY: ▲ 2.74%
• Metro: Pensacola-Ferry Pass-Brent, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+62.6% since first listed

14 events — show timeline

• 2026-02-10 Sold (Public Records) $325,000 Public Records
• 2026-02-06 Sold (MLS) $325,000 ECAR
• 2025-12-06 Listed $350,000 ECAR
• 2025-11-18 Listed $360,000 Fizber.com
• 2016-03-15 Sold (MLS) $90,169 PARMLS
• 2015-10-14 Listed $94,500 PARMLS
• 2006-03-06 Sold (Public Records) $185,000 Public Records
• 2006-02-22 Sold (MLS) $185,000 PARMLS
• 2006-02-22 Sold (MLS) $185,000 NAMLS
• 2005-12-29 Listed $189,900 PARMLS
• 2005-12-29 Listed $189,900 NAMLS
• 2005-12-25 Listing Removed — PARMLS
• 2005-06-25 Listed $199,900 PARMLS
• 2005-06-25 Listed $199,900 ECAR

Property tax history

-2.5%/yr

Latest (2025): $1,104 · +3.8% YoY. Source: county tax records.